Apartments for Sale Larnaca Port: Ikia Residence — One Sea-View 2-Bedroom per Floor Across Seven Storeys, Five Available Including the Roof-Garden Penthouse, Delivery Q4 2026

Published 4 November 2026 by Kefah Abu Gosh

TL;DR — Apartments for sale Larnaca Port buyers rarely get a whole floor to themselves at a Larnaca price; Ikia Residence offers exactly that. It is a seven-storey boutique building in the Larnaca Port and Marina district with a single apartment on each floor — every one a 2-bedroom, 2-bathroom, sea-view unit of 82 m² internal plus a 25 m² covered veranda (107 m² total) with one parking space. Five of seven are available: floors 1, 2, 3 and 5, and the 7th-floor penthouse (unit 701), which adds a 39.5 m² private roof garden for 146.5 m² total. Floors 4 and 6 are sold. Delivery Q4 2026 — this quarter — so the building hands over before most Larnaca pre-sales have broken ground. All units are under the 130 m² covered-area threshold for the 5% reduced VAT rate on a primary residence. Pricing on registration. Project details.

Key facts at a glance

Location	Larnaca Port and Marina district, Larnaca Town — 2 km from Finikoudes and the old town, 10–15 minutes from Larnaca International Airport
Format	Boutique building · 7 floors · 1 apartment per floor · 7 apartments
Unit	Every floor: 2 bed / 2 bath · 82 m² internal + 25 m² covered veranda = 107 m² total · 1 parking space · sea view
Penthouse	Unit 701, 7th floor: as above + 39.5 m² private roof garden = 146.5 m² total
Available	5 of 7 — 101 (floor 1) · 201 (floor 2) · 301 (floor 3) · 501 (floor 5) · 701 (penthouse)
Sold	401 · 601
Delivery	Q4 2026
Benchmark	abuda Pre-Sale Benchmark, Larnaca City apartments: median €2,450 / m² + VAT, typical range €2,350–2,850 (23 projects, Oct 2026)
VAT	19% standard; 5% reduced rate available on a primary residence (all units within the 130 m² covered-area threshold)
Price	Developer list price, excluding VAT — on registration
Project page	abuda.com/projects/ikia-residence

A floor of your own on the port, delivered this quarter

Most new buildings in Larnaca put three or four apartments on a landing. Ikia Residence puts one. Seven floors, seven apartments, one front door per level — which means no shared corridor, windows on more than one side, a veranda that runs the width of the building, and a sea view from every floor rather than from the top two. The penthouse takes the idea to its conclusion: the same 107 m² apartment with a 39.5 m² private roof garden above the port.

The address is the one abuda's Larnaca data keeps returning to. Larnaca Port and Marina is the anchor of the city's regeneration — the €415m port and marina redevelopment, the Land of Tomorrow masterplan to its north, and the promenade that now connects Finikoudes, the Piale Pasha seafront and Mackenzie beach. The building sits 2 km from Finikoudes and the old town, and ten to fifteen minutes from the airport, close enough for a Friday-evening arrival to be on the veranda by sunset. Larnaca apartment prices rose 7.9% year on year in Q2 2026 (Central Bank of Cyprus RPPI), the district registers around 340 property transfers a month (Department of Lands and Surveys, Apr–Jun 2026), and the abuda Pre-Sale Benchmark puts the median new-build asking price in Larnaca City at €2,450 / m² + VAT across 23 projects — still the lowest entry price of Cyprus's three coastal cities for a sea-view address.

What sets Ikia apart from the rest of the port-district pipeline is the calendar. Lumina Mare on the marina delivers in Q3 2028; most of what is listed on the Larnaca city page hands over in 2027 or 2028. Ikia Residence delivers in Q4 2026: a buyer who registers now is choosing a floor in a building that is weeks from completion, with rental income or personal use from early 2027.

Specification

• Seven-storey boutique building, one apartment per floor
• Every apartment: 2 bedrooms, 2 bathrooms, 82 m² internal + 25 m² covered veranda = 107 m² total, one parking space, sea view
• Penthouse 701 (7th floor): the same plan plus a 39.5 m² private roof garden — 146.5 m² total
• Available: 101 (1st floor) · 201 (2nd) · 301 (3rd) · 501 (5th) · 701 (penthouse); sold: 401 · 601
• Delivery Q4 2026
• Price: developer list price, excluding VAT — on registration; no buyer fee through abuda

Who Ikia Residence is for

• Buyers who want privacy without a villa budget. A whole floor, no neighbours across the landing, light from more than one side, and a sea view from the first floor up — at a Larnaca two-bedroom price.
• Buy-to-let investors who want income in 2027, not 2029. Buy to let Larnaca returns on a sea-view two-bedroom by the port come from year-round tenancies — the airport, the port, Larnaca's growing office and university base — and from the holiday market in summer. With delivery this quarter, Cyprus rental yields on this unit start accruing in the first quarter of 2027, and since 2026 rental income carries no Special Defence Contribution.
• Holiday-home buyers. Fifteen minutes from the airport, a veranda over the port, Finikoudes a short walk along the promenade — and a building small enough that it never feels like a resort.
• Penthouse buyers. Unit 701 is the only roof-garden apartment in the building: 39.5 m² of private outdoor space on the top floor of a port-front address, in a city where new-build penthouses of this kind are rare below the tower tier.
• Primary-residence buyers using the 5% VAT rate. Every unit's covered area is 107 m², inside the 130 m² threshold, so an eligible buyer who will live in the apartment pays 5% VAT rather than 19%.
• Residency buyers. A single floor may fall below the €300,000 + VAT threshold for buy property Cyprus residency purposes at the Larnaca benchmark; the penthouse, or a combination of two floors, is the likelier route — ask us against the released prices.

What does buying a Q4 2026 delivery mean for the payment plan and the paperwork?

Delivery this quarter compresses the payment schedule rather than removing it. On a project this close to completion the off-plan payment plan Cyprus developers set typically runs: a reservation fee to hold the unit while your lawyer does due diligence; a larger share than usual — often 30–40% or more — on signing the Contract of Sale; and the balance on delivery, which here is weeks rather than years away. Cyprus banks lend to non-residents at 50–70% loan-to-value and can value a near-complete building readily, which makes financing simpler than on a 2028 pre-sale. The legal protections are unchanged: a Land Registry search certificate dated within five working days of signing; where the land is charged, the developer's bank's written undertaking to release your apartment on payment; deposit of the Contract of Sale at the District Lands Office under the Specific Performance Law so the unit cannot be sold twice or re-pledged; and, because the building is at the finishing stage, your lawyer should ask for the status of the final completion certificate and the division into separate title deeds. Costs: VAT at 19%, or 5% for an eligible primary residence; about 1% legal; no transfer fees on a VAT-able new build. What the developer's reservation form and purchase agreement actually say is covered clause by clause in Cyprus property reservation agreements explained and the Cyprus contract of sale explained; the full sequence is in the Cyprus Buying Guide.

Where it fits

Same district, same delivery quarter: Savoy Residence (New Marina, final three two-bedrooms, Q4 2026). Same district, later: Lumina Mare (20-storey marina tower, Q3 2028), Nile Residence and Palm 2. The masterplan north of the port: Land of Tomorrow — the 2026 guide. Sea-view alternatives along the bay: The Sapphire (Mackenzie) and Hermes I (Livadia). Market context: Limassol vs. Larnaca vs. Berlin and why Dubai and UK investors are buying in Cyprus. The full list of apartments for sale in Larnaca is on the city page.

Request a briefing

hello@abuda.com · WhatsApp +49 172 983 1161 · Ikia Residence project page — pricing by floor, floor plans, the penthouse roof-garden plan and the delivery schedule on registration.

Frequently asked questions

Q. Where is Ikia Residence? A. In the Larnaca Port and Marina district of Larnaca Town, Cyprus — 2 km from Finikoudes beach and the old town, and ten to fifteen minutes from Larnaca International Airport. Q. What is for sale? A. Five of seven apartments in a seven-storey building with one apartment per floor: floors 1, 2, 3 and 5, each a 2-bedroom, 2-bathroom sea-view apartment of 107 m² total (82 m² internal + 25 m² covered veranda) with a parking space, and the 7th-floor penthouse (701) with a 39.5 m² private roof garden, 146.5 m² total. Floors 4 and 6 are sold. Q. When is delivery? A. Q4 2026 — the building is at the finishing stage and hands over this quarter. Q. What is the price? A. Developer list price, excluding VAT, released on registration; for context, the abuda Pre-Sale Benchmark median for new Larnaca City apartments is €2,450 / m² + VAT. Q. Does every apartment have a sea view? A. Yes — with one apartment per floor, each unit faces the sea from its own level, from the first floor to the penthouse. Q. Can I pay 5% VAT? A. If the apartment will be your primary residence in Cyprus and you meet the eligibility conditions, yes — every unit's covered area is 107 m², within the 130 m² threshold for the reduced rate. Q. Does buying at Ikia Residence qualify for Cyprus permanent residency? A. The route requires a new-build purchase of at least €300,000 + VAT; a single floor may fall below that at Larnaca prices, so ask us about the penthouse or a two-floor combination.